Mall wonders The frenzy of mall culture is fast growing, with hardly any pocket in Delhi and the NCR region today remaining untouched by this phenomenal shopping boom. The Living Style Mall, which is ready to be thrown open to the denizens in Jasola, promises a world of shopping experience. It is the first retail mall in the locality with a catchment area comprising high-income bracket living in the areas of Jasola, Sarita Vihar, Sukhdev Vihar and Kalindi Kunj and its vicinity. But, what makes Living Style stand out from the host of several other malls coming up in the area is that it is a place which caters to everybody’s needs — be it from the high income bracket, or people from the middle income bracket — all of whom would love to splurge here. The retail privileges that one can enjoy at Living Style include electrical and electronics goods, readymade garments, departmental stores, retail chain brands, jewellry and accessories, gifts and toys, chemists and druggist outlets. Computer stationary and computer games are some of the unique features that will add to shopping experience if IT buffs. Photo labs, fitness centers, ATMs, fast food joints, food courts, ice cream parlors, multi-cuisine restaurants, snacks shops, bakery and sweet shops — all these and more make up the mall an ultimate shopping paradise. It is going to be unique among the malls coming up in Jasola, in that it has a valet parking and a large play area for children. The mall envisages total entertainment and shopping for the family. While the womenfolk can jostle for room at the beauty salons, men can have a go at the pub. The four-side-open complex, which is a rare feature for any mall in Delhi and the NCR, will be provided with parking on three sides. At Living Style Mall, every conceivable need has been identified and taken care of to offer the retailers a perfect place to market their brands. The mall will be managed by an elite team comprising experts with exposure in retail marketing. Roller coaster markets, rapidly shifting competitive structures, turbulent times worldwide... escalating customer demands, emerging technologies... business is changing at a rather brisk pace. However, this change brings out the best and Living Style Mall is the destination for the fast evolving retail business. The mall culture has finally set the Indian economy afire, making it the most happening of the world economies. ROI and Real Estate Value Addition When you are building commercial property, you need to ensure that the returns from the investment are as high as possible. It is in this direction that the builder tries to add features that will add greater value and hence enhance the chances of making more from the deal or new construction. A commercial property consists of both immovable assets like the building itself and movable assets in the form of various fixtures and fitting that have a vital role to play as far as value addition goes. Even a small bit of renovation or and spending more finances will raise the value of the property and its marketability. Top of your construction: A prospective buyer or tenant would like to have a well made ceiling and that should be as presentable as possible so that once a person sitting inside looks up at it, he gets a feeling of happiness both visually and satisfaction. There are a number of options in the aspect of sprucing up the building and perhaps one of the best and more attractive that are present in buildings of the developed world is to have new ceiling by suspension. Another option is a coffered ceiling looks with units hanging from the ceiling wit lighting fixtures provided for maximum benefit at low energy cost. Other important aspects are taps, sinks, and other devices that are connected with plumbing work, ensure that the quality of such fixtures is good and do not create a sense of irritation down the line. And by doing such things that please the eye and ad to the overall aesthetic value of the building, you can be sure that any evaluator will give more point on account of these changes. Side by side is the connection it would be pertinent to mention that the better the quality of paint, the more elegant the building looks. The quality of paint should used and any property and also ensure that no one will turn the back on this aspect. Paint should be applied with discretion and use only appealing colors. Furniture appeals and gives more comfort. It may directly affect the property value, but can surely help provide customer comfort and increase the flow of cash. You should be aware of the fact that value of a commercial property depends on the income it generates, which is used for mortgage calculation, rent, taxes and extending the property as collateral for loans. Buying Home/Land - Legal documents Owning a house is an important thing in ones life. However, one needs to be careful while buying land/house to avoid falling into legal hassles. A lot of care is needed from the beginning- right from site seeing till the registration of the land. The legal status of the land is one of the first issues that you should address before confirming a property. Don't give any advance before getting confirmation about the legal status of the property. Before buying a land, a number of checks needs to be done to confirm that the land has a clear and marketable title. The first thing is to find out the tenure, legal right of the holder of the land in government records. The tenure or possession right could be freehold, leasehold or may be held under a government grant or 'sanad'. Freehold land is always most preferable. The seller should provide all the necessary documents to the buyer. Title deeds The first step is to see the title deed of the land which you are going to buy. Confirm whether the land is in the name of the seller and that the full right to sell the land lies with only him and no other person. Don't be satisfied with the Xerox copy of the title deed. Insist on seeing the Original Deed. Sometimes the seller may have taken a loan by pledging the original deed. It also needs checking whether the seller has permitted any entry/access to others through this land and whether any other fact has been suppressed/left undisclosed by the owner of the land. It is better to get the original deed examined by a lawyer. Along with the title deed, the buyer can also demand to see the previous deeds of the land available with the seller. Tax receipt and bills Property taxes which are due to the government or municipality are a first charge on the property and, therefore, enquiries must next be made in government and municipal offices to ascertain whether all taxes have been paid up to date. The owner should also possess the latest tax paid receipts, which you may inspect. Enquiries should also be made in various departments of the municipality to ascertain whether any notices or requisitions relating to the property have been issued and are outstanding and not yet complied with. While inspecting the property tax receipt, it can be noted that there are two columns in the tax receipt. Make sure that the name entered in the owner's column is correct. The second column will be for the name of the one who paid the tax. Sometime the owner may not have the tax receipt with him, in such cases, contact the village office with the survey no. of the land and confirm the original owner of the land. If you are buying a house along with the property, then the house tax receipt should also be checked. Also ensure that the electricity and water bills are up-to-date and if there any is balance payment to be made, ensure that it is made by the seller. Encumbrance Certificate Before buying any land or house, it is important to confirm that the land does not have any legal dues. It is available as a certificate called encumbrance from the sub registrar office where the deed has been registered, stating that the said land does not have any legal dues and complaints. The encumbrance certificate for the past thirteen years should be taken or for more clarification, you could demand 30 years encumbrance certificate to be checked. If you still have anymore doubts, you can take a Possession Certificate of the ownership of the particular land, which is available from the village office. Pledged land Some people may have taken loan from the bank by pledging their land. Ensure that the seller has paid back all the amounts due. Don't get satisfied with the receipt of the payment made. A release certificate from the bank is necessary to release all the debts over the land legally. You could buy a land without the release certificate. But if you want to take a loan in future, the release certificate is a must. Measuring the land It is advisable to measure the land before registering the land in your name. Ensure that the measurements of the plot and its borders are accurate. You can do this with the help of a recognized surveyor. This will avoid a lots of problems in the future. You could also take the Survey Sketch of the land from the Survey Department and compare for accuracy. More than one owner In some cases, the land will be owned by more than one people. So before registering, check if there is more than one owner, and if there is, get release certificate from the other people involved. Buying land from NRI land owners A person staying abroad can also sell his land in India by giving a Power of Attorney to a third person authorising him the right to sell the land on his behalf. But in such cases, the power of attorney should be witnessed and duly signed by an officer in the Indian embassy in his province. There is no legal support for Power of attorney signed by a notary public. Agreement Once all the matters, financial/otherwise are settled between the parties, it is better to give an advance and write an agreement. This ensures that the owner does not change his word regarding the cost as well as make a sale to someone else who offers more money. The agreement should be written in 50 Rs stamp paper. The agreement should state the actual cost, the advance amount, the time span within which the actual sale should take place and how to proceed in case of any default from either parties, to cover the loss. The agreement can be prepared by a lawyer and should be signed by both the parties and two witnesses. After signing the agreement if one of the parties make a default, the other party can take legal action against him. Registration The land can be registered in a sub registrar office, after preparing the title deed including all the relevant information. You could get the title deed written by a government licensed Document writer. Even lawyers can prepare the deed, but the document can only be computer printed or typed, not handwritten. Handwritten documents can be prepared by only those who hold the scribe license. A draft should be prepared before actually writing the document in stamp paper. Make sure all the details mentioned are accurate. If there is incorrectness in the document after registering, a secondary document with the correct details has to be registered and depending on the incorrectness, the registration expenses will be repeated. Make sure that the deed is registered within the time limit mentioned in the agreement. Original title deed, Previous deeds, Property/House Tax receipts, Torence Plan (optional) etc plus two witnesses are needed for registering the property. Torence plan is a detailed plan of the property prepared by a licensed Surveyor which will have accurate details of the measurements including width, length, borders etc. This plan is needed only in some specific areas. For land costing more than five lakhs, the seller should submit either his Pan card or Form Number 16 during registration. The expenses involved during registration include Stamp Duty, registration fees, Document writers/ lawyers fees etc. The stamp duty will depend on the cost of the property and varies from Municipality to Corporation to Panchayat. In Panchayat the stamp duty will be 4% of the cost of the land whereas in Municipality it is 5% and in Corporation 6%. Two percentages will be charged as the registration fees. Document writer’s fees also depend on the cost of the property and vary with individuals. There is a percentage prescribed by the government as Document writer’s fee and they cannot charge more than the prescribed limit. After registration, the registered document will be received after 2-3 weeks, from the registrar office. Changing the title in Village office: The whole legal procedure of buying the property will be complete only if the new owners name is added in the village office records. An application can be made along with the copy of the registered deed to the Village office to get this done. More information on following subjects are coming up. We also invite contributions to these sections. The contributors names will be publised.